We have answered the frequently asked questions and answers regarding Turkish Citizenship through Real Estate for you.
1. What is Turkish citizenship by real estate investment?
This method allows foreigners who purchase a property (residential, land, or commercial real estate) worth at least USD 400,000 in Turkey to acquire Turkish citizenship, provided that they meet certain legal conditions. (Article 12/1-b of the Turkish Citizenship Law)
2. What is the minimum investment amount?
At least USD 400,000 or the equivalent in foreign currency must be invested in a property, and a restriction must be registered on the title deed stating that the property cannot be sold for three years.
3. Can I reach the USD 400,000 threshold by purchasing multiple properties?
Yes. You can purchase more than one property as long as their total declared value exceeds USD 400,000. However, all properties must be declared simultaneously during the valuation and registration process by the Land Registry and Cadastre Directorate.
4. Does the type of real estate matter?
No. It can be residential, commercial, or land. However, if construction has not started on the land, it may not qualify for citizenship. Fully completed or nearly completed properties are preferred.
5. Whose name must appear on the title deed?
The title deed must be registered in the name of the investor applying for citizenship. Properties purchased under a spouse’s or child’s name are not eligible for the main applicant’s citizenship.
6. What is the “annotation” on the title deed?
An annotation is added to the title deed stating that the property “cannot be sold, transferred, or assigned for three years.” If this condition is violated, the citizenship may be canceled.
7. Is citizenship granted immediately after purchasing the property?
No. First, an Eligibility Certificate must be obtained from the Land Registry Directorate, followed by an Investor Residence Permit from the Immigration Office, and finally, the citizenship application is submitted to the Ministry of Interior.
The process typically takes 3–6 months, though it may vary depending on the city.
8. How is the property valuation made?
A licensed real estate valuation report must be issued by an SPK-authorized (Capital Markets Board) appraiser. The declared sale price must not be lower than the value stated in this report.
9. How should the payment be made?
Payments must be made through a Turkish bank account. Cash or hand-to-hand payments are not accepted. The transaction must be proven with official bank receipts showing both buyer and seller details.
10. Is currency conversion mandatory?
Yes. As per the 2022 regulation, foreigners must convert their foreign currency into Turkish Lira through the Central Bank of Turkey (TCMB). The Foreign Exchange Purchase Certificate must be added to the application file.
11. Can my spouse and children also obtain citizenship?
Yes. The investor’s spouse and children under 18 years old automatically qualify for Turkish citizenship. Adult children (18+) must apply separately.
12. Can I apply for citizenship without coming to Turkey?
Yes. The entire process can be carried out through a power of attorney granted to a lawyer. The applicant does not need to be physically present in Turkey.
13. Can I buy the property from my own company?
No. Properties purchased from a Turkish company owned or partnered by the applicant are not eligible. There must be no direct or indirect relationship between buyer and seller.
14. Can I rent out the purchased property?
Yes. Other than the three-year sale restriction, there is no limitation. The investor can rent out the property and generate rental income.
15. Can I use a bank loan to purchase the property?
No. Mortgaged or credit-based purchases do not qualify. The investment amount must be paid entirely by the foreign investor.
16. Can I sell the property after obtaining citizenship?
You may sell it after the 3-year restriction period ends. If the property is sold before the end of this period, citizenship will be revoked.
17. Which institution processes citizenship applications?
Applications are handled by the General Directorate of Population and Citizenship Affairs (Ministry of Interior) after the Land Registry and Immigration offices forward the approved documents.
18. What documents are required?
19. When should the citizenship application be filed after the purchase?
There is no strict deadline, but the Eligibility Certificate is valid for 6 months. The application must be filed within this period.
20. Is this valid in all cities of Turkey?
Yes. Citizenship by investment is valid nationwide. However, in major cities such as Istanbul, Ankara, Antalya, and Izmir, procedures are typically faster.
21. How long does it take to receive a Turkish passport after approval?
After approval, the ID card and passport are issued by the Population Directorate, usually within 2–3 weeks.
22. Do investors have the same rights as natural-born Turkish citizens?
Yes. Investors enjoy the same legal rights as Turkish citizens (voting, social security, education, property ownership, etc.).
23. Is dual citizenship allowed?
Yes. Turkey allows dual citizenship, but applicants should verify whether their home country’s laws also permit it.
24. What happens in case of false documentation or fraud?
If false information, fake documents, or unpaid purchase amounts are discovered, citizenship will be revoked due to “misrepresentation.”
25. Why is professional legal assistance important?
Because the process involves coordination with multiple authorities — Land Registry, Immigration, and Ministry of Interior.
Any error in documentation or payment can lead to rejection. Therefore, it is highly recommended to work with a lawyer specialized in immigration and investment citizenship.
26. Does the property need to be brand new?
No. Second-hand properties are acceptable. However, a property previously used for citizenship purposes cannot be reused for another application.
27. Is a construction-phase property eligible?
Yes, if it has a registered condominium easement (kat irtifakı) and an independent title deed. Land-share deeds alone are not acceptable.
28. If my spouse and I buy a property jointly, can we both become citizens?
Yes, but the total value must be at least USD 800,000. Each spouse must meet the USD 400,000 requirement separately.
For this reason, joint ownership is not recommended for citizenship purposes.
29. Must the seller be a Turkish citizen?
No. The seller can be any individual or company. However, there must be no relation between the parties (e.g., spouse, child, or business partner).
Additionally, the previous ownership history and nationality of prior owners may also be relevant.
30. What are the steps after the title deed transfer?
31. Is knowledge of Turkish language required?
No. There is no language requirement or interview for citizenship by investment.
32. Is there an obligation to live in Turkey?
No. The investor does not have to live in Turkey. The process can be handled remotely by an attorney with a power of attorney.
33. What happens if the application is rejected?
If rejected due to missing documents, valuation errors, or security issues, an administrative lawsuit (appeal) can be filed before Turkish courts.
34. How is the Turkish ID number obtained?
After the citizenship approval, the applicant visits the Population Directorate, where the Turkish ID card and ID number are issued on the same day.
35. How long is the Turkish passport valid for?
It can be issued for up to 10 years, and renewals are made at the Population Directorate.
36. What happens if the investor dies before selling the property?
If the investor passes away within the 3-year restriction period, the property is transferred to the heirs, and citizenship remains valid, provided the property is not sold prematurely.
37. What about children over 18 years old?
Children over 18 may apply for citizenship independently by making their own investment or after legally residing in Turkey for 5 years.
38. Can I apply for citizenship without having a residence permit?
No. After purchasing the property, an investor residence permit must first be obtained before filing the citizenship application.
39. Do my family members need to come to Turkey during the process?
No. If a power of attorney is given to a lawyer, all procedures can be completed without the family’s presence.
40. Can I acquire citizenship by purchasing property through a company?
No. Properties purchased under a company’s name are not eligible. The investment must be made personally in the applicant’s name.
41. What if I change my name or marital status after purchase?
You can update your application by submitting the new documents (e.g., marriage certificate, name change certificate). This does not invalidate the application.
42. What if the declared property value is lower than the appraisal?
This is a serious issue. If the declared title deed value is lower than the valuation report, the Eligibility Certificate will not be issued, and the application will be rejected.
43. What happens when the 3-year restriction period expires?
The annotation does not automatically expire. A request must be submitted to the Land Registry Office to remove it.
It is advisable to seek assistance from a lawyer to complete this step properly.
44. Can I keep my previous nationality after obtaining Turkish citizenship?
Yes. Turkey allows dual nationality, provided that your home country also recognizes it.
45. How does co-ownership work in citizenship by investment?
If the property has multiple owners, each owner’s share must be worth at least USD 400,000 for eligibility. Otherwise, it will not qualify.
46. Can I apply if the property has a mortgage or lien?
No. The property must be free from any encumbrances, such as mortgages or liens. Encumbered properties are not accepted.
47. Will I be required to perform military service after obtaining citizenship?
Generally, investors are exempt from compulsory military service, depending on age, gender, and registration details.
48. Can I change my surname after becoming a citizen?
Yes. You may choose a Turkish-appropriate surname at the Population Directorate.
For significant name or surname changes, a court order may be required.
49. How long does the entire process take?
Typically between 3 to 6 months, but may extend up to 9 months depending on documentation, verification, or security clearance.
50. What are the benefits of professional legal representation?
Therefore, it is always best to work with a qualified lawyer experienced in Turkish immigration and investment citizenship law.
